35778 Wells Rd · Coarsegold, CA 93614

$153,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records

Built 1985 7.73 ac lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CONTRACTORS DREAM, Bring your paint brush, ladder and roll up your sleeves. Offering 2 Mobile homes W/permanent foundations on 7.73 Acres. All useable land with several other building pads. Needs TLC, the work you put into this lovely piece of property will pay off in spades. The possibilities are endless. One Mobile is 3 Bedrooms, 2 Baths, second Mobile is 4 Bedrooms, 2 Baths. They both are in need of repairs, both have permanent foundations, Well on property, 2 electric meters, rental potential or live in one rent other or could be a family member. Priced to sell, call your Realtor Today!!!

Key facts

• 7.73 acre lot
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Cap rate 13.4% vs local median 3.8% in Coarsegold — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#474 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-; Watch: crime C-, schools D-, amenities F.
• Yosemite Unified (rural): math 23% / reading 38% proficiency, ranked #321 of 517 in CA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 246 active listings in the ZIP; 1,346 units permitted in Madera County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Madera County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $27k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.54%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.78×
• Total profit: $33,283
• Equity at exit: $22,813

10-year hold

• IRR: 27.5%
• Equity multiple: 3.42×
• Total profit: $103,747
• Equity at exit: $13,229

Cash invested: $42,840 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 93614

• Home prices YoY: -32.1%
• Active inventory: 246
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $912

Break-even live

Break-even rent $1,252

Max offer price $153,000

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   statusdays on marketlisting id $153,000 Pending
2. 2026-05-12
   price $153,000 600-char remark

   Show marketing remark (599 chars)

   CONTRACTORS DREAM, Bring your paint brush, ladder and roll up your sleeves. Offering 2 Mobile homes W/permanent foundations on 7.73 Acres. All useable land with several other building pads. Needs TLC, the work you put into this lovely piece of property will pay off in spades. The possibilities are endless. One Mobile is 3 Bedrooms, 2 Baths, second Mobile is 4 Bedrooms, 2 Baths. They both are in need of repairs, both have permanent foundations, Well on property, 2 electric meters, rental potential or live in one rent other or could be a family member. Priced to sell, call your Realtor Today!!!

3. 2026-05-12
   price $153,000 599-char remark

   Show marketing remark (599 chars)

   CONTRACTORS DREAM, Bring your paint brush, ladder and roll up your sleeves. Offering 2 Mobile homes W/permanent foundations on 7.73 Acres. All useable land with several other building pads. Needs TLC, the work you put into this lovely piece of property will pay off in spades. The possibilities are endless. One Mobile is 3 Bedrooms, 2 Baths, second Mobile is 4 Bedrooms, 2 Baths. They both are in need of repairs, both have permanent foundations, Well on property, 2 electric meters, rental potential or live in one rent other or could be a family member. Priced to sell, call your Realtor Today!!!

4. 2026-04-29
   listed $180,000 Active 600-char remark

   Show marketing remark (600 chars)

   CONTRACTORS DREAM, Bring your paint brush, ladder and roll up your sleeves. Offering 2 Mobile homes W/ permanent foundations on 7.73 Acres. All useable land with several other building pads. Needs TLC, the work you put into this lovely piece of property will pay off in spades. The possibilities are endless. One Mobile is 3 Bedrooms, 2 Baths, second Mobile is 4 Bedrooms, 2 Baths. They both are in need of repairs, both have permanent foundations, Well on property, 2 electric meters, rental potential or live in one rent other or could be a family member. Priced to sell, call your Realtor Today!!!

5. 2026-04-28
   listed $180,000 Active 599-char remark

   Show marketing remark (599 chars)

   CONTRACTORS DREAM, Bring your paint brush, ladder and roll up your sleeves. Offering 2 Mobile homes W/permanent foundations on 7.73 Acres. All useable land with several other building pads. Needs TLC, the work you put into this lovely piece of property will pay off in spades. The possibilities are endless. One Mobile is 3 Bedrooms, 2 Baths, second Mobile is 4 Bedrooms, 2 Baths. They both are in need of repairs, both have permanent foundations, Well on property, 2 electric meters, rental potential or live in one rent other or could be a family member. Priced to sell, call your Realtor Today!!!

6. 2023-01-02
   historical
7. 2022-08-19
   price $240,000
8. 2022-07-28
   listed $250,000 Active
9. 2014-06-18
   soldstatus $110,000
10. 2014-06-18
    soldstatus $110,000
11. 2014-06-18
    soldstatus $110,000
12. 2014-03-14
    price $158,500
13. 2014-03-14
    historical
14. 2014-03-13
    historical
15. 2013-05-24
    listed $110,000
16. 2013-05-24
    listed $158,500
17. 1994-06-28
    soldstatus $77,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,475 · $123/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 50 unhealthy d/yr today · 55 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,875
• − Mortgage interest: −$8,570
• − Property taxes: −$1,475
• − Insurance: −$765
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$4,451
• Taxable income: $8,994
• Est. tax owed @ 24.0%: −$2,158
• After-tax cash flow: $8,785/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Yosemite Unified
• NCES district ID: 0600160
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 38% ▼ -15.00%
• Median HH income: $53,950
• Composite: 26.94/100
• National rank: #7079
• State rank: #321 of 517 in CA

Livability — Coarsegold

• Score: 62/100
• State rank: #474
• US rank: #16129

Category grades

Amenities F Commute C Cost of living F Crime C- Employment A- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,144
• Population (ZIP): 11,144

Population outlook (Madera County) Hauer SSP2

• Today (2025): 157,915 people
• By 2030: 159,604 · +1.1%
• By 2040: 163,454 · +3.5%
• By 2050: 167,071 · +5.8%
• By 2075: 171,182 · +8.4%
• By 2100: 162,781 · +3.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 4% Italian 2% Portuguese 2%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Madera

• 2024 margin: Strong R (+20.8) · D 38.4% · R 59.2% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: -13.3pp · 2024: -20.8pp
• All cycles: 2024: R+20.8 2020: R+11.6 2016: R+17.3 2012: R+19.4 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.85%
• Current HPI: 212.7962
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+135.1% since first listed

20 events — show timeline

• 2026-06-08 Sold (MLS) $181,000 CRMLS
• 2026-06-08 Sold (MLS) $181,000 FRESNOMLS
• 2026-05-20 Pending — CRMLS
• 2026-05-20 Pending — FRESNOMLS
• 2026-05-12 Price Changed $153,000 CRMLS
• 2026-05-12 Price Changed $153,000 FRESNOMLS
• 2026-04-29 Listed $180,000 CRMLS
• 2026-04-28 Listed $180,000 FRESNOMLS
• 2023-01-02 Listing Removed — CRMLS
• 2022-08-19 Price Changed $240,000 CRMLS
• 2022-07-28 Listed $250,000 CRMLS
• 2014-06-18 Sold (Public Records) $110,000 Public Records
• 2014-06-18 Sold (MLS) $110,000 CRMLS
• 2014-06-18 Sold (MLS) $110,000 FRESNOMLS
• 2014-03-14 Price Changed $158,500 FRESNOMLS
• 2014-03-14 Delisted — FRESNOMLS
• 2014-03-13 Listing Removed — CRMLS
• 2013-05-24 Listed $158,500 CRMLS
• 2013-05-24 Listed $110,000 FRESNOMLS
• 1994-06-28 Sold (Public Records) $77,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,475 · -96.1% YoY. Source: county tax records.